Building Details

Year Built 1900

Buildings 1

Listing Agency: Make A Move Realty, LLC a***@gmail.com Show Phone

Listed By: Amanda L Bohn · License #90-58342 Show Phone

Source: Compass

Added: Feb 21 Changed: Sep 2 Last Checked: Aug 31 at 5:35AM

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Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Make A Move Realty, LLC

Investment Insights

Based on property information with market context.

This 1,948-square-foot duplex occupies a 0.72-acre residential parcel and includes two separate living areas. The main-level unit offers two bedrooms, one full bathroom, first-floor laundry, an eat-in kitchen, formal dining space, and an enclosed porch measuring 6' x 35'. The upper unit contains two bedrooms and one full bathroom, while the lower level provides laundry hookups.

A two-stall detached garage and extra parking support the property’s practical residential layout. The home has a metal roof installed in June 2011, vinyl siding, stone exterior elements, forced-air heat, and natural gas service. Long-term tenants are currently in place, and the property is located at 133 West Main Street in Gillett, Wisconsin.

Key Highlights

• Duplex configuration with two 2‑bedroom, 1‑bath units
• 1,948 SF home on a 0.72‑acre residential lot
• Two‑stall detached garage plus extra parking

Financial Insights

Estimated NOI and Cap Rate

NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).

NOI / Yr

$17,010

Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.

Cap Rate

8.51%

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$340,200 $340.2K

Cap Rate 7%

$243,000 $243.0K

Cap Rate 9%

$189,000 $189.0K

Market Conditions

NOI Build-Up for 1,948 SF Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent. EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs. OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements. NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.

Gross rent

$25.7K $13.20/SF

− Vacancy

−$1.4K −$0.73/SF

EGI

$24.3K $12.47/SF

− OpEx

−$7.3K −$3.74/SF

NOI

$17.0K $8.73/SF

Area

Oconto County, WI

Vacancy

5.50%

Lease Rate

$13.20 /SF/Yr

Expense Ratio

30.00%

Simulate Cap Rate and NOI

Suggested Prices Based on Cap Rates Cap rates vary significantly by property type, market, and asset quality. Typical U.S. stable-market ranges: Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+) Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand) Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically) Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher) Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk) Self-Storage — 5.5% to 7.5% Medical Office — 6.0% to 7.5% Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term Rules of thumb: Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%). Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C. Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI. Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.

Cap Rate 5%

$340,200

Cap Rate 7%

$243,000

Cap Rate 9%

$189,000

Alternative Uses

Best Use

Multifamily LT 5

$243.0K

$212.6K – $283.5K (±1% cap)

NOI $17,010 @ 7.0% cap · market cap 8.51%

Second Best

Apartment 5plus

$226.4K

$198.1K – $264.1K (±1% cap)

NOI $15,845 @ 7.0% cap · market cap 7.93%

Theoretical Best

Office A

$454.2K

$397.4K – $529.9K (±1% cap)

NOI $31,791 @ 7.0% cap · market cap 15.90%

Zoning and permitted uses should be independently verified with authorities.

Property Analytics

Property Profile

Current Use

Duplexes

Suggested Use

Top Pick Dental Office HVAC Service Electrical Service Auto Parts Store (Bike/Boat/Book/etc) Store Furniture & Home Goods

Score = modeled unmet demand for each use within ~1 mi (higher = bigger opportunity). Zoning and permitted uses should be independently verified with local authorities.

Lease Details

2

Residential units

Location Intelligence

Trade Area within ½ mile

132

Businesses Nearby

Explore this area Business Placement

Demographics for 54124, WI

3,619

Population

1,765

Households

2.1

Avg Household Size

47

Median Age

12%

College-Educated

91%

High-School Grad

93.1 sq mi

ZIP Area

39

Density / Sq Mi

$64,688

Median Household Income

$40,510

Median Earnings

$765

Median Rent

$131,700

Median Home Value

Market

Vacancy Rate% for Multifamily in Midwest region

6.5% 2022

7.5% 2023

7.8% 2024

8% 2025

Questions? Ask Rey

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What type of property is this? Where is this duplexes located? What is the asking price? Find similar properties ... What are key features of this property?

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Frequently Asked Questions

What type of property is this?

Duplex - Two-unit residential property with long-term tenants, a detached garage, and additional parking on a generous lot.

Where is this duplex located?

The property is located at 133 West Main Street Gillett, WI.

What is the asking price?

The asking price for this property is $199,900.

What are key features of this property?

This property features: Duplex configuration with two 2‑bedroom, 1‑bath units; 1,948 SF home on a 0.72‑acre residential lot; Two‑stall detached garage plus extra parking